1347 15th Ave S · Clinton, IA 52732

$119,900

2 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 4 Days on market

Built 1952 9,583 sqft lot Est $119k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this beautifully remodeled 2 bedroom ranch offering convenient, efficient living. The bright and spacious living room features gorgeous hardwood floors while the updated kitchen shines with new cabinetry, tile backsplash, and quartz countertops. A convenient breezeway includes laundry and mudroom area. Both bedrooms are generously sized with hardwood flooring and the remodeled bathroom features a beautifully tiled walk-in shower. Recessed lighting throughout compliments the updated finishes. Other updates include electrical, plumbing, lighting, and living room windows. Additional highlights include a clean and spacious 1.5 car attached garage and new sidewalks, all situated

Key facts

• Tiled walk-in shower
• Remodeled bathroom
• Remodeled ranch

Tags

• REMODELED RANCH
• UPDATED KITCHEN
• BREEZEWAY INCLUDES LAUNDRY
• REMODELED BATHROOM
• TILED WALK-IN SHOWER
• RECESSED LIGHTING

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1.5 car capacity)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story/main living on one level; Fee simple ownership; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Approximately 1,028 total finished square feet
• Exterior features: Level lot; Lot dimensions approximately 75 x 130

Interior

• Kitchen: Updated kitchen with eating area/table space and solid surface counters; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Hardwood flooring in living room and bedrooms; Laminate flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Four total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (4.1% below list).
• Recommended offer: $115k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#222 in IA, #4,192 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D, employment D.
• Clinton Community School District (town): math 52% / reading 56% proficiency, ranked #273 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 246 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,973 (4.1% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $119,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 23rd Pl	0.23mi	2/2.0	918 (-11%)	4mo	$118,550	$129	64
1315 Caroline Ave	0.62mi	2/1.0	1,024 (-0%)	8mo	$140,000	$137	64
1030 Grandview Dr	0.47mi	3/2.0 (+1)	1,024 (-0%)	6mo	$125,000	$122	63
1239 14th Ave S	0.15mi	3/1.0 (+1)	912 (-11%)	8mo	$100,000	$110	62
2401 Prospect Ave	0.57mi	3/2.0 (+1)	1,044 (+2%)	3mo	$110,000	$105	60
837 14th Ave S	0.65mi	2/1.0	1,098 (+7%)	3mo	$79,500	$72	56
1408 S 10th St	0.47mi	2/1.0	1,164 (+13%)	1mo	$125,000	$107	55
1330 Florence Ave	0.73mi	2/1.0	976 (-5%)	4mo	$120,000	$123	54
1115 S 12th St	0.34mi	3/1.5 (+1)	1,175 (+14%)	2mo	$87,000	$74	52
1336 Florence Ave	0.72mi	2/1.5	1,152 (+12%)	3mo	$133,900	$116	42
907 11th Ave S	0.64mi	2/1.0	882 (-14%)	6mo	$94,900	$108	41
1626 25th Ave S	0.72mi	2/2.0	1,168 (+14%)	6mo	$142,000	$122	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,327
• Equity at exit: $17,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $536
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$629
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $127

Break-even live

Break-even rent $988

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $161	+0% $127	+5% $93	+10% $60
Rent	-10% $37	-5% $82	+0% $127	+5% $173	+10% $218
Rate	-1.0pp $188	-0.5pp $158	base $127	+0.5pp $96	+1.0pp $65

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.49mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.31mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.31mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.32mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.32mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	44d	1	1.38mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $119,900 Pending 4 DOM
2. 2026-06-01
   days on market $119,900 Active 3 DOM
3. 2026-05-31
   days on market $119,900 Active 2 DOM
4. 2026-05-29
   listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,226 · $102/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$328/yr (+$27/mo · 26.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,797
• − Mortgage interest: −$6,716
• − Property taxes: −$1,226
• − Insurance: −$600
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,488
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,634/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clinton Community School District
• NCES district ID: 1907710
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $40,900
• Composite: 45.22/100
• National rank: #2666
• State rank: #273 of 289 in IA

Livability — Clinton

• Score: 75/100
• State rank: #222
• US rank: #4192

Category grades

Amenities C- Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IA
• County: Clinton County · 25,880 people
• City population: 25,880
• Metro: Clinton, IA
• Population (ZIP): 25,880
• Household income: $61,105
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 889.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.23%
• Current HPI: 155.3426
• Rent YoY: —
• Metro: Clinton, IA
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

1 event — show timeline

• 2026-05-29 Listed $119,900 MRED as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,226 · +1.5% YoY. Source: county tax records.